Haha, every young couple or first time home buyers are attracted by the features and commercialize excitements by Setia Walk. It offers something not all service apartment has such branding and features. I did admire Setia Walk very much and maybe my expectation for them was too high, so end up ... And agree with you that, the workmanship, hmm, not up to the expectation I suggest.

But bro, Zest is located at Bandar Kinrara 9, Puchong. It's bordering Alam Sutera or Bukit Jalil. If you get any unit below RM 500k, I think you can consider it seriously. Maybe you got chance. Hehe.

I think every location has it's best pro and con, like Bdr Kinrara vs Taman Tasik Prima vs Pusat Bandar Puchong. If both of you working in Puchong, I think I found Tasik Prima enclave or Pusat Bandar Puchong suits for you both.

I also rated Tasik Prima, Puchong Prima or etc enclave very much, but must enter with affordable pricing and not those kind of high end pricing like Skypod, Skyz, Trigon or Duet. Btw, any SA would say their products is the best and their competitors are the worst.

However, whether for own stay or investment, I rated Bandar Kinrara much more potential than anything after the IOI Mall / Puchong Jaya interchange. It skips the multi jam Puchong Jaya interchange, and suits my individual preference where it doesnt much jam going USJ / Sunway and found easily enter Kesas for MEX highway, NPE as well as Sg Besi Highway.

Jalil City is a 60 acres freehold land ( by Malton and Ho Hup ) which consists of multi developments such as estimated 140 units of 5-8 storey high end shop-offices, Grade A Office towers, Luxury SOHOS, Condo Hotel, Lifestyle Central Podium which consists of F&B and entertainment, MegaMall which dubed the 2nd largest in KV by built up, as well as service apartments by both developers which estimate around 1,800 units.

Back to Rimba Residence, if you enter the phase much earlier, I would say this is really a good, affordable and cheap buy. It provides you anything that you want, deep inside BK5 and next to AHFR, it brings you calm, low density, quiet no matter which facing you choose, exclusiveness ...

But too bad, your interest comes too late and good units had been taken up while remaining units now, need to pay premium or buy with high price increased.

+1

+1...

yea... Kidex + Skip... Kinrara will b much more accessible

Seems like a lot of sifus here prefer kinrara than bandar puchong. I think next year launches will be even more unaffordable. 500psft onwards The sooner we grab a unit the better. Wonder in how many more years, a basic entry price of a normal condo will be at least a million above... property keep rising, salary hardly raise

Thanks for the advice Chris! I have just beginning to research areas around bukit jalil & kinrara... a lot to read and study. So far, I believe this is a good area. And kinrara is always a good place for own stay... I seriously think TZ if I can get below rm 500k, is still worth to buy. But having talk to my gf, I think we might now open our option to project like Z residence & Kiara residence or Rimba Residence (super near to her office). Because for us to buy TZ now, without any promotion.. we need to squeeze around rm 70k Cash (I estimate 14% of the selling price) .. excluding renovation cost etc... Is going to be a huge burden for us in a short time.

I went to Z residence sales office today (at Zest point) I find out they are not fullly sold yet... and the promotion of 7% discount is attractive...price wise is rm 600k above... more expensive than TZ for sure, but 3 years down the road, we can slowly preparing ourselves for the commitment.. The burden will not be as sudden compare to buy a completed project now. But I am not sure if we can still find a good unit in Z... Tomorrow I am bringing my gf to have a look at the project.. she seems to be more open minded with different location (away from puchong) already

I found the Jalil City and read the last 50% of the thread and have a rough idea what it is and its location.. It sure is exciting for all the investors around bukit jalil area. Hopefully it can be up and running by 2015.

As for Rimba Residence.. seems like I am really too late for it already. Unfortunately.. Bro, can I get your advice... Between Z residence, Kiara Residence... which should be a better buy? I have been following Z residence development for a bit, but not for the Kiara residence..although my friend bought a unit there. Any other projects worth consider around this area?
Can update me on the new highway? Where can I get the info on where these highway run into kinrara?

no la christ kor i din buy RR, friends did.. i was committed to others during RR balot..

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Added on December 16, 2012, 11:43 pmwhat types ur looking at the zest ?

1205 type A face pool price exactly at 500k non nego
1191 most hot pick layout but high floor asking 530k nego
1119 a few of them around 470-480k

Z residence i thout fully sold long time liao ?? got remaining units ? but from the price u mention its far diff from the starting price of 450k+ la.. but hey it was during 1st launch..

anyway.. pm me if ur interested in the zest units..

& wish u good luck on ur property hunt ^^

This post has been edited by cloner: Dec 16 2012, 11:43 PM

try googling it..

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Added on December 17, 2012, 12:39 amif you are afraid of sudden commitment, get a subsale unit, get it basic furnish, rent it out... until you are ready to move in just get your unit back from tenant...

if you are concern of the hefty upfront cost for subsale, the price to pay will b additional installment to pay everymonth.. between Z n TZ, if say Z is 600k while TZ is 500k, installment for 90% loan is about rm400 difference for 30years..

This post has been edited by twincharger07: Dec 17 2012, 12:39 AM

Wow bro. Zest and Rimba Residence. Now, Z Residency and Kiara Residence, so fast consider Bukit Jalil new launches dy ah? Anyway, u had survey into good area.

Yes, to enter at The Zest is very different with entering under construction esp Rimba Residence, Kiara Residence 1, Kiara Residence 2 and Z Residence. The Zest is completed and other than 10% downpayment, you need to folk out RM 10k+ for the S&P and minimum RM 50k for renovation and furniture immediately.

For RR, Z Residence, KR1 and KR2. It's different a lot in terms of entry. Which Kiara Residence you mentioned or your friend buying? KR1 or KR2?

Z Residence ( 10xx units ) was launched since 2011 and due to complete by 2014. KR1 ( 360 units) would expected to be complete in 2014 while KR2 ( 720 units ) will be complete in 2015. KR1 and KR2 ( both Leasehold ) is just next to each other. KR1 is 4 blocks of lower rise condo while KR2 is 3 blocks of highrise condo with rainforest garden and rooftop sky garden.

ZR comes with 7% discount and no DIBS. While KR1 and KR2 comes with 7% discount, partly furnished and DIBS. ZR launched from RM 310 psf, increased to RM 350, 380, 400+ and now, I think RM 450-480 psf. KR1 starts from RM 300 psf and now increased to RM 400 psf ( Left over units). KR2 starts from RM 390 psf and now increased to RM 480 psf except for big units.

If you buy for own stay, maybe ZR ( Freehold ) and KR1 suits you because both will complete in less than 2 years time. While KR2 will be complete in Sept 2015.

If you not notice, actually I am KR2 buyer and i did skip KR1, ZR and RR as well. I almost put booking for ZR bcz I planted KR2 and wish to get anor unit around this area, but due to price increased suddenly in 2 weeks time ( > 10% ), I opt not to vest into it due to early phase buyers got it at around RM 310-330 per sq feet and to enter at RM 440-470 psf would be very tough and overlap KR2 in terms of prices.

Meanwhile for RR, I did very tempted into it during preview, it's hot and fair price, but unfortunately, I did not dare to invest 3 units from relevant same developers and I skip the unit most people prefer ( facing forest ) which I do not like forest due to dark at the night and I wanted pool view this time. To enter now, you have to folk out a lot compare to previous buyers.

The more projects bringing into options, the more headache you would have. All those ZR/KR1/KR2/RR were those left over units, so you might have unsatisfied reason to pay higher than early buyers, but as a late buyer, you wait your unit to be complete much lesser than them.

ZR/KR1/KR2 is totally different enclave with The Zest/RR and Setiawalk. ZR/KR1/KR2 is much noise compare to Zest, not even mentioned RR. But location wise is dependable which nearer to KL and highways, but since your gf's office is near RR, maybe RR or TZ suits you a lot.

If you pick on btw ZR vs KR1/KR2. If you can wait, maybe RR suits you. Or else, try to compare ZR against KR2. I think KR2 remaining left over units might be better facing or view compare to KR1 and ZR's left over few units.

Perhaps, you list down the type, size, price, discount of few desired units ... then I might give you further review.

Good Luck bro!~


This post has been edited by Chris Chew: Dec 17 2012, 01:00 AM

1205 Type A, rm 500k firm.. mind PM me which floor is it and is it block A or B. or is it the corner near to block C? Thanks!

We are still considering between buying new project or subsales ... big concern is the big upfront payment only. so not saying we will be buying ya~


Ok googled. Have a rough idea of the highway d. Basically kinrara-damansara highway is the one will benefit me a lot. since I travel to damansara very often.

Seems like to rent out a subsale unit of Zest.. won't even be enough to cover the installment of the new price. Anyway don't think we will like to move in to an old place after renting out to tenant. No... "Ommph" already... Thats just me



Hahaha, paiseh la.. look like I still don't have a firm decision on which property to look into.. so i have to give myself more options. This is the last chance I can get a property with 90% loan. I already have a loan for a landed house (parents using my name to buy the house for own stay ) , a commercial title Soho Office.. So this will be the last housing loan i can entitle 90%. .. must aim good good! Although saying it is for own stay, but I still hope my property can appreciate next time.

My friend bought KR2. The biggest unit.

Went to ZR showroom today... was surprise Block A has the most unit left. According to the SA those units used to be bumi units during launching... now is converted to none bumi. Dont ask me why,how, they do it.. Block B,C,D also has units left, but not as much as Block A. Selection is limited though, but obviously not "sold out" All units price has gone up to almost rm450psft (1400sf unit) to rm 498psft (1200sf unit), early buyer really untung gila. If I am to buy this now .. I have to buy with a own-stay mindset and not investor mindset otherwise sure angry everytime think about it.

Anyway we narrow down our preferable units from the remaining list. I like one on 17th floor, Block B, Type A corner, 1407sqft. Facing pool+garden, instead of facing noisy highway, or ugly OUG building behind. Only complain from my gf is the number 17 doesn't sound nice in chinese.. Myself never notice that. That is the only unit left for that row. Another unit we narrow down is Type B,16th floor, block A (not corner and 1236sft) ,align with the edge of the infinity pool. Is cheaper a bit... but calculate psft, is not as worth compare to the largest unit. & I definitely enjoy the extra 170sqft space in the living area.

Now that is ZR.. today I need to start research on KR2.

I have a question... Lets take example of ZR. Since Block A is the first block they launched.. at the lowest price. The chances of investors to rent out the units in Block A will be higher when it is completed, compare to Block C & D when the selling price is higher (more for own stay). The reason I will say this is because, of so many condos which I have stayed, I realised the first launching blocks will usually has more rented out unit. Of course for own stay, this is not a good thing... especially if management did not control the amount of tenant such as the black people. So if what I assume is correct, then Block D (final block launched) ZR, will be my best choice? Please correct me if I am wrong.

Also between ZR vs KR2, KR2 is aimed more on Investor? Since they offer DIBS, nearer to LRT, and party furnished. So can I say that KR2 will have a higher rate of units renting out, when it is complete? And ZR more suitable for ownstay? although near to lrt can be a good thing for property appreciation, but it can be a negative thing as well for own stay,- traffic jam, noise, double-triple parking, most important, safety concern when the place become too "chap" with all kind of people.

Thanks Chris again for the advice!

last check on KR2 neighbor list http://forum.lowyat.net/topic/2447304/+1240

Own Stay - 26
Invest - 14
Maybe Own Stay maybe Invest - 7

of course this is not the overall picture, but good to know that majority of LYNer who bought for own use
ZR and KR1/2 probably also having the same mixture of own stayer and investors...

Yeah, twin kor speaks the truth.

I am amaze tat not only in LYN, but in FB, also have more owners declared for own stay. But, its reality that the actual picture could be different upon its completion.

Clivengu, perhaps I reply u using PC when I back home tonight or probably you can ask suggestion of ZR or KR2 in its thread to respect RR thread here. Haha.

I am sure u found more info at both threads more than the SA can gives u.

The last word would be, RR is still a good buy and great for own stay. Missed it very much but nvr regret not to get it. Early bird buyers would be sure of experienced anor round of TZ hot hot hot flips upon its completion based on pricing they enter.

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Added on December 18, 2012, 4:52 amFrom the units you listed on ZR
17th Floor, Block B, Type A corner, 1407 sq feet ( Facing Pool + garden ) at RM 450 psf
I like this layout quite a lot. ( Converted from Zest Type D's 1,110 sq feet ) to here with entrance / foyer separated the living hall and bedrooms. Balcony is individual to provide little privacy although directly facing Block C.
For corner unit is very tricky here, you must know the orientation very well. If the unit mentioned by you is facing garden / pool, means this is indirectly facing Block C and D, hit by morning sun and a better unit compare to the west side unit. But, don't be expected it can buffer with the noise from Kesas, except you close the double glazed glass door bcz the unit is directly facing the gap by Block C / D ( yoga area )

16th Floor, Block A, Type B, 1236 sq feet ( Infinity pool? ) at RM 498 psf
This is the type I almost book previously ( Cheque ready @ RM 390 psf and almost 2 weeks later, was told had increased to RM 416 psf )
Quite a similar unit with Type A, but not corner unit. Bedrooms bigger than The Zest's but expected a smaller dry and wet kitchen. The 3rd room is quite small.

To add on, the smallest size, 1032 sq feet or Type D, the 2 bedrooms unit at middle floor is selling at circa RM 510 psf after 7% discount.
Both Level 16th and 17th is good floor. If 17th floor is not good in feng shui, bro, seriously, you got to aim a new project with cheque ready upon launching day.

As the project was launched at middle 2011 for RM 330 psf onwards ( much lower than KR2 who sold half a year later ), excluding those bulk purchased at Block A who got it at RM 300 psf circa, would you entry now for a 1,136 units project with RM 450-515 psf? You already enter at the early buyers' subsales price and you definitely lose out in terms of room of appreciation. However, you may ignore this if you're own stay.

Yes, I agree with you that, those block launched first would be definitely the block has the most units for rental and flip, normally, haha. You might get your correct assumption since Block D is the last block to launch.

If you ask me, if die die must buy ZR, for own stay, I would definitely pick Block C or Block D's medium low floor unit facing Garden and nearer to either Block C /D to buffer the noise away against privacy ( opposite balcony view ). The lesser noise unit would be Block A's unit ( nearer to Block B ) but facing directly Bukit OUG Condo, hahaha.

Generally yes, KR2 ( with 7% discount, partly furnished and DIBS ) attracted more investors than own stay. From my glance, KR2 smallest unit, 1067 sq feet ( total 360 units out of 720 units ) are majority investment purpose while the remaining 360 units ( 1276 sq ft and 1457 sq ft ) are majority declared for own stay. And, I do not believe ZR's 1136 units, more than 60% of them are buying for own stay. It's 1136 units vs 720 units. You can assume both 30% for rental ( the remaining for own stay or keep till 2020 ), it's about 340 units for ZR against 216 units for KR2.

If you like spacious and if you do not mind to join the wolves party, you should bring your gf to KR2 office to view it and visit both ZR / KR2 sites, maybe she can give you further hints. Type C, 1457 sq feet, partly furnished, at premium solo tower, 3 individual car parks, DIBS and after 7% discount, it would be RM 440 psf onwards. I brought some girls including my gf to view both scale model of ZR and KR2, I was surprised all of them said KR2 is much nicer. IMHO, I feel based on facade looking, both ZR and KR2 also nice but not too exciting.

ZR estimated to complete at 2014, while KR2 would be complete at 2015 Sept or year end. Different traffic. If you're investor, probably ZR would be ideal because they might complete ahead of KR1, so they would attending to the market first before KR2 come to the picture 1+ year later.

Regarding to the management to control the Pak Hitam, it's hard to say and all need to wait until completion. Maybe both ZR and KR2 would be occupy by PH but I no longer trust Trinity promise that there is no PH bcz it did happened at The Zest. But as a 1,136 units condo and price point was relatively low back then, it's dam hard to control. Same goes to KR2, though they preview it this year and only recently they increased the price ( but lower than ZR )

In terms of nearer to LRT, noise, traffic jam and etc, both ZR and KR2 already had the adverse remarks. ZR is near to LRT but KR2 is next to LRT. KR2 would be the first to reach Kesas Highway instead of ZR. I notice ZR's building is much nearer to Kesas compare to KR2. If after KR1/K2/ZR completed, if no cars here would be very haunted and means both also terrible investment.

I still believe you will end up with The Zest ... completed ... move in immediately ... and not as busy or noisy as ZR / KR2 ... seriously ...

Let me get back to the Arsenal entertaining game!






This post has been edited by Chris Chew: Dec 18 2012, 04:52 AM

Wah so quiet. Any updates ?

Of course quiet...price has been increased RM100k, before 5% discount. No more BBB....

Developer still got units available, if interested, u may visit the sales office this week end.

Suddenly too hot and increased too heavily and all prospects became silent ...

lol ...

Dear All,

There's no mention of "freebies" eg electrical items and furniture in the SnP, is that a norm? Also there's a separate copy for car park agreement , it could be a standard feature but would one be required to meet the payment terms as mentioned in the copy or is it already accounted for? Sorry a bit new to this. Also any updates on the actual progress on site? Thanks in advance.

Went to the site a week ago. Saw many machineries at site but sort of no ppl working.

Hows the sales going on now?

The machines have been there for quite some time and yeah no many people working. Scary project

According to developer, earthwork is complete. Haven't been to the site, can anyone verify? Thanks

This post has been edited by sidabu: Feb 20 2013, 12:17 PM

not sure of the site work. but i recieved the same notification

what other projects Knox had delivered successfully as a developer other than completed Sierra Residency?

Knox never deliver any project as developer. RR is their first ever sole project as developer. KR1/KR2, they first ever project partnering Kiara Resources ( the dev ) after being a main consultant for developers most of the time.

They either completed a project as main consultant or main contractor, or both. The most recent one would be Scott Soho bcz The architect, main contractor and etc are same for RR, KR1 and KR2.